Greenford Broadway · Ealing · Ealing Southall constituency · 51.52834, -0.35238

UB6 8QY— Greenford Broadway, Ealing

Location and area intelligence for UB6 8QY, Greenford Broadway, Ealing

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 19/100Yield 3.82%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
49
Safety
66
Schools
60
Transport
19
Environment
61
Investment
62

The bottom line

UB6 8QY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 66 min to waterloo — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB6 8QY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.0% vs London avg
vs London crime+137.0% vs London avg

Deep-dive guides for UB6 8QY

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“High-connectivity investment target”

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How UB6 8QY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Our Lady of the Visitation Catholic Primary School

Not yet inspected · 3 min walk

—

Secondary

The Cardinal Wiseman Catholic School

Not yet inspected · 4 min walk

P8: +0.83A8: 58.2

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 28 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

153.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+110% vs borough

Crime by type

Other35%
Violence & sexual offences20%
Anti-social behaviour15%
Vehicle crime10%
Burglary6%
Drug offences5%
Robbery5%
Theft4%

Road safety

98

Road safety score

2

Accidents (5yr)

10

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

11

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 3.0km

Crime is +137% above London average

Property

Prices, sales volume and market trends

Avg floor area92 m²

EPC breakdown

C
1%
D
7%
E
5%
G
2%

Based on 15 properties · Confidence: medium

Street mix

Terraced 56%Flat 22%Other 22%

LHA rates — Outer West London

Shared room£576/mo
1 bedroom£1000/mo
2 bedrooms£1300/mo
3 bedrooms£1475/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£230,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,955
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2011 · CAGR

+6.2%

Total change

+161%

Market Activity

Price Velocity & Acceleration

Current Velocity

+93.4%

per year

Acceleration

+58.71

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 7 sales

Property Type Mix

Total: 7 sales

Terraced71.4%
Flat/maisonette28.6%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£160k£216k+34.7%3
GFC & correction2011–2011£417k£417k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Greenford Underground StationCentral line
19.5 min walk
Greenford

Nearby stations

GreenfordNational Rail
20 min walk
Greenford Underground StationCentral
20 min walk
Hanwell Rail StationElizabeth line
26 min walk
Perivale Underground StationCentral
28 min walk
Northolt Underground StationCentral
31 min walk
No bus stops within 400m

46

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria70 min ↑
Waterloo ★66 min
Canary Wharf69 min ↑
City69 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

8

Car parks (800m)

2

EV chargers (800m)

Nearest car park30m
Santander docks (800m)0
Nearest cycle dock8.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed462 Mbps
Median download434 Mbps
Superfast coverage100%
All operators 5G95%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 55% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.9 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 6.5 km

Energy

Solar: 854 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,570 hrs/yr

Sunshine

577 mm/yr

Rainfall

23.3°C

Summer avg

2.9°C

Winter avg

Solar yield854.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

OLDFIELD FAMILY PRACTICE

285 GREENFORD ROAD, UB6 8RA

3 min walk

91%

Recommend GP

91%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalEaling Hospital · 2.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

9

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

7

Convenience

Nearest supermarketLidl · 180 m
5 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,284 licensed premises in borough456 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

174m

Post office

Nearby shops

Madena Halal Meat8 m
Greenford Grocers12 m
Mez Food Centre52 m
Hayyi Food Centre107 m

Nearby cafes

Chaiiwala196 m
Big Boys Cafe420 m

Nearby restaurants

Taste of Afghanistan8 m
Pizza Hut Delivery20 m
Pepe's47 m
Super Chef67 m

Nearby gyms

Greenford Tennis Club667 m
Avenue Park Stadium1.2 km

Nearby pharmacies

Roxannes Pharmacy211 m
Kings Pharmacy1.1 km

Nearby health

Mansell Road Practice540 m
Food hygiene (5-star)51% of 110

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

7 STARS INVEST LTD
MINI CASH & CARRY UB6 LTD
ORHAN FAST FOOD LTD
RIGHT DEALS TRADING LIMITED
RJ ACCESSORIES LIMITED

+3 more

Investment

Investment grade, yield and market outlook

62

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,569London avg: £1,950/mo
Gross yield
3.8% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

13.4

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,874m
Crossrail 2 route14,521m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,875 nationally

2,319

Est. population

7,993/km²

61%

Employed

35%

Degree educated

£42,400

Median income

6.8%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

34

Community stability

Age profile

24%
24%
24%
18%
Under 1824%
18–3424%
35–4924%
50–6418%
65+11%

Tenure

19%
20%
38%
17%
Own outright19%
Own (mortgage)20%
Private rent38%
Social rent17%
Shared ownership6%
Rent free0%

Ethnicity

20%
22%
27%
13%
White British20%
White Other22%
Asian27%
Black13%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine25%
No car household41%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Private rent38%
Social rent17%

vs. London

Income vs London+1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
6
Local approval rate
0%
Borough approval rate
24%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
17
Largest scheme
76 homes · 309, 309, Ruislip Road East, Greenford, UB6 9BG
Pipeline pressure
NONE

Named schemes (500m)

309, 309, Ruislip Road East, Greenford, UB6 9BG76 homes
completed
320, 320, Ruislip Road East, Greenford, UB6 9BH69 homes
completed
Site Of The Former Red Lion Pub, Site of the former Red Lion Pub, Greenford Road, Greenford, UB6 9BE44 homes
completed
5 and 7, 5 and 7, Otter Road, 180 Windmill Lane, Greenford, UB6 9DX13 homes
completed
131 - 133 Windmill Lane, 131-133, Windmill Lane, Greenford, UB6 9DZ9 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
11.5%
Election year
2026
MP
Deirdre Costigan (Labour)
MP majority
12,519
Constituency
Ealing North

Councillors

Anthony John KellyLabour
Stephanie Lorraine AjayiLabour
Harbhajan Kaur DheerLabour

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Key facts for UB6 8QY

Full postcodeUB6 8QY
Postcode districtUB6
BoroughLondon Borough of Ealing
WardGreenford Broadway
Latitude51.528340
Longitude-0.352385
Parliamentary constituencyEaling Southall
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey